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Homes Under $500,000 in Marysvale, Utah
Marysvale sits in Piute County along the Sevier River at roughly 5,800 feet, about 25 minutes north of Circleville and a little over three hours from Salt Lake City. It is a small town of a few hundred people, and in a market this size, a budget of $500K goes a long way. Most listings here are older ranch homes, cabins, and manufactured homes on generous lots, often with an acre or more, and many sit well under the cap. Land with a few outbuildings, a small pasture, or irrigation shares is common at this price, which is rare closer to the Wasatch Front.
The draw is access. Fishlake National Forest, the Paiute ATV Trail system, Piute Reservoir, and Big Rock Candy Mountain are all minutes away, and Bryce Canyon is about 90 minutes south. Winters are cold and dry, summers are warm with cool nights, and snow is real but manageable. Buyers here are often after a weekend base, ATV and hunting access, or a quiet primary home with low property taxes. Keep in mind that many properties rely on wells and septic systems, internet speeds vary, and groceries and medical care are a drive away in Richfield or Beaver. Inventory is thin and changes often. Browse the active listings below to see what's currently on the market under $500K.
September 2026 · Marysvale market
Live from the Utah MLS — what's actually happening in Marysvale right now.
Median sale
—
1 closed in September 2026
Median DOM
203 days
listing → contract
Sale-to-list
—
of final list price
Unsold inventory
4
active + pending
8 matching · page 1 of 1
Active listings
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Common questions
About homes under $500k in Marysvale.
What kind of home does $500K buy in Marysvale? ▾
In Marysvale, $500K is solid money. At this price point buyers are typically looking at full-size single-family homes on larger lots, older cabins with acreage, or newer builds with shop space and room for ATVs. Some properties in this range back up to BLM land or sit within walking distance of the Paiute ATV Trail.
Is Marysvale a year-round community or mostly seasonal? ▾
It's a mix. Marysvale has a small year-round population of roughly 400 residents, but a meaningful share of homes are used as second residences for ATV riders, hunters, and snowmobilers. Winters bring snow but the town sits at about 5,900 feet, so it's milder than nearby Beaver or Panguitch.
What should I know about water and utilities on rural Marysvale properties? ▾
Some homes inside town are on culinary water and sewer, while properties on the outskirts often run on wells and septic systems. Natural gas isn't widely available, so heating is typically propane, wood, or electric. Always confirm water rights and septic condition during due diligence.
How far is Marysvale from larger Utah cities and airports? ▾
Marysvale sits on US-89 in Piute County, about 3.5 hours south of Salt Lake City and roughly 2.5 hours north of St. George. Richfield, the nearest town with a hospital and full-size grocery, is about 30 minutes north. Cedar City Regional Airport is the closest commercial option at around 90 minutes.
Are sub-$500K homes in Marysvale good candidates for short-term rentals? ▾
The ATV trail traffic and Big Rock Candy Mountain tourism support a steady nightly-rental market, especially May through October and during the winter snowmobile season. Piute County is generally more permissive than Wasatch Front cities, but confirm current rules with the county before underwriting a property as a rental.
How much inventory is typically available under $500K here? ▾
Marysvale is a small market — the entire town has a few dozen homes change hands in a busy year, so active listings under $500K usually number in the single digits. New listings move quickly during spring and early summer when out-of-area buyers come through for ATV season.